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Home My WebLink About8.2 PCSR Schaefer Ranch GPA G��OF DU��2 u,/�� STAFF REPORT 1``��%2 PLANNING COMMISSION ��,�L��`// I''O DATE: October 13, 2015 TO: Planning Commission SUBJECT: PLPA 2012-00013 — Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to create 19 single- family lots, and a CEQA Addendum Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: Application by Schaefer Ranch Holdings LLC (Discovery Builders) for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2 Development Plan to change the land use designation and zoning of 17.30 acres designated as Estate Residential and originally approved for 6 residential estate lots and common areas, to 7.04 acres designated as Single-Family Residential for 19 single-family detached homes and 10.26 acres designated as Open Space. This proposal results in a total of 419 homes (a net increase of 13 homes) which is below the 474 homes originally anticipated within the Schaefer Ranch project. The application also includes a Site Development Review Permit and Vesting Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt a CEQA Addendum and a Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project; 6) Adopt a Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project. . " / .�7 »�y , . � �"°"-_ Submitted By R vie '' By Consulting Planner Assistant Community Development Director COPIES TO: Applicant File Page 1 of 12 Item 8.2 PROJECT DESCRIPTION: Background The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres located generally at the westerly city limits north of the Interstate 580 freeway (I-580) and south of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and the westerly extension of Dubiin Boulevard. The Schaefer Ranch project area was annexed to the City and approved for deve�opment in 1996. The original approvals anticipated 474 single-family homes in four neighborhoods. The Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch development have since been constructed. The remaining undeveloped areas of Schaefer Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, which is currentty under construction. There also are 6 existing undeve�oped large estate lots that comprise Unit 3 that are located at the western terminus of Dublin Boulevard. Much of the hillside open space area has been dedicated to the East Bay Regional Parks District or placed in permanent conservation easements. Unit 3 is the subject of this Staff Report, and is comprised of the six large lots with an Estate Residential land use, along with environmental analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no development entitlements are proposed for the additional lot on Ridgeline Court at this time). The project site currently is vacant and is characterized by gentle canyon terrain which has been graded The 17.30 -acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below: Unit 1 Unit 3 ��--�"� t � �� , `� � �.�� . 1� , � � ��. �� ti � � � �"�,�-�-- �-�r g � � ` �`` ' ,-- `°-.,..e_� ��-.. � 1 ,.�'� � �� -,_ ; �,. �� '��, �•� � , ___ ` , '�,-_ F �� ... ..�,� ____ _. --�-� � `, � t � � � � �� ---�� .. � �� . r _�___ _ _. . �_�_� ��.vr� $�r�-��Nf��I�,a� �� r��;� ;��-�..n._�_�- _ �_�___----�' �� 2of12 Adjacent and Surrounding Land Uses: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space and Hillside Open Space Public/Semi-Public and DSRSD Water Tank South PD Estate Residential Original Ranch Home and Operating Facilities Public/Semi-Public and DSRSD Tank Site Parks/Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant Current Request The current request for the proposed Schaefer Ranch project includes: • Genera/ Plan Amendment — To change 17.30 acres from Estate Residential (0.01-0.8 units per acre) to 7.04 acres of Single-Family Residential (0.9 to 6 units per acre) and 10.26 acres of Open Space. • Planned Development Rezone — Planned Development Rezone with related Stage 1 and Stage 2 Development Plan. • Site Development Review—To construct a 19 single-family detached residential homes. • Vesting Tentative Map - To allow the subdivision of 19 residential lots with the remainder as private access and Open Space. • CEQA Addendum —To evaluate the environmental effects of the proposed Land Use change from Estate Residential to Single Family Residential and Open Space for 17.30 acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. ANALYSIS: General Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan/Specific Plan Land Uses Existin Pro osed Land Use acres acres Estate Residential 17.30 0 Sin le Famil Residential 0 7.04 O ens S ace 0 10.26 Total 17.30 17.30 Density 2.70 units per acre 3 of 12 The existing and proposed General Plan land use designations are shown on the Land Use map, below: EXISTING LAND USE PROPOSED LAND USE EXISTING GENERAL PLAN PROPOSED GENERAL PLAN AMENDMENT f�`i�A�!�A�CB II�Z�$ or� � ',. " �iQ�IA�F8R RA�Q�A QXrr$ r+�:;; an a wmin '�T,. ox v� � ��.y� s� � x.�.� ,« o.m.ro,_ ��—_+^ ` � r.�..� �ti. . . � Fn+�i_� u�oo eea%'.�.+-:�' '� .u:�. .._._._ .�-. �. "�"�.�1' w�v.`�.. . u�e . �....o.. �—�--,—....__ '°""' � ,._ _ ' - [.- 7��.. v -. � _--, -"� u - r „�.,.� � � , a � � ��._ � � i . . ,. ...,.s�u�f 1� .ea...a�s � .,,� - -.,. ��'i '_'� � .. „ � . a A �� .:�� T �,I� � �� r a�.., �� ',t.� , ,.,K�� a�."" , .� �. � f i - � ' ' �� • ,,,�r,„a+� a -- � __�� "aw� �s -� ' � - - �— � _ � ,; 4 ._ � , , -.-- - . ,. ' i _ _ �,_ .. ..r � � w, � w ��..:— ; �-�` -��--� .� �� Y .�� I -----"_� — =�=� �¢ � . ��a��;.,`N"r��" ��„ �ci�� j ,.��n�� -�3,9�a - .. (c: �`� 1 � '� _ — II �,' j �� I L".i;� La�a@ihoa�e +0��' �"�B�sCG�e��. � ... -__ .., t: �_.. ;.^�y, The requested amendments to the General Plan would require adjustments to various figures, texts, and tables in the General Plan to ensure consistency throughout the documents. A Resolution recommending City Council approval of a General Plan Amendment as proposed is included as Attachment 1 with the draft City Council Resolution included as Exhibit A. Planned Deve/opment Rezone The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezone addresses the plan currently proposed for 19 single- family detached units and open space areas. The proposed Stage 1 and Stage 2 Development Plan include the following: 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards The proposed project follows the same description of residential uses, single-family detached residential densities and residential development standards adopted for the adjacent neighborhood which is located south of Dublin Boulevard and currently under construction by Toll Brother's. The Site Plan, Architectural Design, Landscape Plan, Phasing, and Grading are discussed under the Site Development Review. 4of12 A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for Schaefer Ranch Unit 3 is included as Attachment 2 with the draft City Council Ordinance included as an Exhibit A and the related Stage 1 and Stage 2 Development Plan as Exhibit B. Site Development Review/Vesting Tentative Map The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, Architecture and the Vesting Tentative Tract Map) are provided in Attachment 3. A Resolution recommending that the City Council approve the Site Development Review and Vesting Tentative Tract Map are included as Attachment 4 with the draft City Council Resolution attached as Exhibit A. Site Lavout/Plottinq The Vesting Tentative Map would create 19 single-family lots from the 6 existing lots and open space. Ten lots would be located along the north side of Schaefer Way. Nine lots would be located along the south side. The 7.04 acres of Single Family Residential (SFR) use would be comprised of these 19 lots. Open Space and utilities would be located at the end of Schaefer Way and redesignated as Open Space (Lots R and Q). The hillside areas behind the proposed lots also would become part of the 10.26 acres of Open Space. Lot size ranges from 7,007 square feet (Lot 410) to 28,664 square feet (Lot 302) with a maximum coverage of 45% for all of the two-story structures, including optional loggias. Per the Development Regulations each lot has at a minimum, usable private yard area of 500 square feet of contiguous flat area with a minimum dimension of 10 feet on any one side and a clear diameter of 15 feet. Any of the four approved floor plans may be constructed on any of the 19 lots, with some exceptions, as shown on Sheet C-5 and identified in the floor plan "fit list" for each lot (Sheet C- 7). However, Plan 3 fits only on Lots 301 and 414. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. The parameters for this plotting provision would be applied as follows: - Any single floor plan may not exceed 45% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. - Insufficient rear yard minimums may be increased by providing a retaining wall to create additional flat usable area. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. The smaller lot sizes for the proposed project than approved initially results in additional open space. 5of12 Each style is identified and described with standards for architectural elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. The Development Standards ensure that the garage plane will be situated further back from the entry on the front elevation of each floor plan. Color and materials are shown on Sheets A0.7 and A0.8. Among the three styles, the color and materials sheet offer ten color schemes, including six (6) color/styles of brick veneer, seventeen (17) styles of cultured stone veneer, ten (10) color/styles of concrete "S" roof tiles, five (5) color/styles of concrete shake, and four (4) color styles of concrete slate tile. Roll-up garage doors with natural light panels would be installed and coordinated with each color scheme. Floor Plans Each home is two stories with floor plans offered as a four or five-bedroom unit with some loft and/or den options. Each home has a covered front porch, direct interior access to an attached two-car garage, and optional rear ground floor loggia with optional upper level deck for increasing the living area. The ground floor of all plans has access to at least one bathroom or powder room. For Plans 1, 2, and 4, the formal living room and dining areas are near the entry with Family Room integral to the kitchen. Plan 3, which fits only fits on Lots 301 and 414, is arranged with a horizontal layout generally to accommodate the terrain. Each unit has a dedicated laundry room with wash basin, and each kitchen has an island, pantry, and a nook/informal dining area. All Family Rooms would have a gas-burning fireplace with optional fireplaces in each Master bedroom and as a feature to each optional loggia. On the second floor, each unit has at least 4 bedrooms and 2 bathrooms, including a master suite. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. A walk-in closet is accessible through the Master Bathroom. Each secondary bathroom has dual basins and separate compartments for bathing and water closets. With exception of Plan 1, all laundry rooms are on the second floor. Floor plan details are shown in Table 3, below. TABLE 3: Floor Plans Plan Square Feet Bedrooms and Options Bathrooms Parking Elevations Stories 1 2,933 sf 4 + loft + loggia 2,�z 2 A, B, & C 2 + upper deck 2 3,210 sf 5 + loft + lo ia 3 2 A, B, & C 2 3 3,370 sf 4 + 1 (or den) + loft 3 2 A, B, & C 2 + lo ia 4 3,469 sf 5 + loft + lo ia 2 + 3/ + '/2 2 A, B, & C 2 Total Elevation styles: All three Elevation styles are available for reach of the four floor plans. (A) Early California, (B) Monterey, and (C) English Country. In addition to the common features described above, the floor plans are uniquely described as follows: Plan 1 — Plan 1 is the smallest at 2,933 square feet. All four bedrooms and optional loft are located on the second floor. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room, or half bathroom, and laundry room as a transition area 7 of 12 from the garage to the living area. The optional ground floor loggia would be located outside of the kitchen/nook area, and the optional second level deck accessible from the Master bedroom. Plan 2 — Plan 2 is 3,210 square feet with 5 bedrooms, including one downstairs bedroom with an adjacent full bathroom. Second floor area also may be built out with optional loft space. As with Plans 3 and 4, a dedicated laundry room would be located on the second floor. The optional loggia may be situated adjacent to the kitchen area or the family room; the family room location would accommodate an optional upper level deck adjacent to the Master bedroom. Plan 3 — This 3,370 square foot Floor Plan is limited to Lots 301 and 314. Plan 3 is a four- bedroom unit plus a ground level (fifth) bedroom (or optional den) with adjacent full bathroom. The entry features double front doors. The horizontal layout results in a linear configuration of the family and dining rooms along the rear of the home, and the four upstairs bedrooms along the front of the home. Optional loft space also may be built out on the second floor. Plan 3 offers two smaller optional loggias, one off of the living room behind the garage and a separate one adjacent to the Family Room with fireplace options for both. An upper level deck would be an available option above the smaller loggia adjacent to the loft area. Plan 4 — Plan 4 is the largest at 3,469 square feet. The ground floor is provided with a "Junior Master Bedroom" with a shower-equipped en suite bathroom (3/ bathroom) and walk- in closet. A separate powder room also would be located on the ground floor. The second floor would be accessed from a circular stairway in the center of the house to reach the four bedrooms (including the Master suite), laundry room, optional and loft. Of the four available floor plans, Plan 4 offers the largest optional loggia. The location of the loggia can be accommodated either adjacent to the ground floor bedroom, where it could provide an optional Master Bedroom deck, or adjacent to the Family Room with no upper deck option. Parkin - The parking requirement is two enclosed parking spaces per unit (38 spaces) with one guest space per unit (19 spaces) that may be provided curbside, on the driveway, or in dedicated parking areas. Based on this standard, the residential parking required for Schaefer Ranch Unit 3 would be 57 spaces. The parking is provided with the attached two-car garages provided with each unit for a total of 38 enclosed parking spaces. Guest space parking is satisfied in driveways (2 per unit resulting in 38 spaces) and curbside along the south side of Schaefer Way (29 spaces) for a total of 67 guest spaces, resulting in an excess of 48 guest spaces. The proposed parking is shown on Attachment 3, Sheet C-8. Landscape/Streetscape Plan The landscaping and streetscape is subject to the characteristics and constraints of a hillside area. Although Schaefer Way is a private street, the landscaping theme and character is intended to reflect the improvements elsewhere in Schaefer Ranch. Sections along the streetscape would include landscaped slopes within front setback areas and along individual and shared driveways. The landscape plans have been prepared to reflect the building footprint of each floor plan in addition to the overall landscape plan for the neighborhood. The landscaping has been designed to be compatible and complement the architecture as to theme and character of the residential structures. Landscape materials include a variety of native and other drought tolerant species. 8 of 12 Pedestrian circulation is accommodated by sidewalks on both sides of Schaefer Way, and the clustering of driveway access points creates additional segments along the street for landscaping. The Landscape Plans also indicate the type, style, and placement of walls and fences that will be used within the project. The topography is placed in a visual context by the type of fencing materials utilized. This project proposes five different types of fencing. The fence types include: ranch rail fence, tubular metal view fence, wire mesh view fencing primarily for rear yard hillsides, split-view fence of solid wood and lattice, and solid good neighbor fences befinreen private property side yards. The Landscape Plans are provided in Attachment 3, Sheets L-1 through L-6 and include: landscape concept, planting plan, fence types and locations, and grading along with the proposed palette of trees and shrubs. The landscaping for the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Vestinq Tentative Tract Map 8136 The 17.30 area is currently comprised of 6 legal lots and a lot for an existing water quality basin. The applicant is proposing to re-subdivide the area to provide 19 single family residential lots (net gain of 13 lots) and two lots to be designated for open space (one of which will contain the existing water quality basin). A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review and Vesting Tentative Tract Map 8136 is included as Attachment 4. Affordable Housing/Inclusionary Zoning — In accordance with Section 8.68.030 A. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. Public Art Compliance — In accordance with Section 8.58.030 B. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Public Art provision requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE The proposed amendment to the General Plan and Planned Development Rezoning reflect land uses that are compatible with open space preservation and neighborhood character within the area. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods, including the neighborhood south of Dublin Boulevard that is currently under construction by Toll Brother's. The proposed Stage 1 Planned Development rezoning is consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning, and design details and integration with the Schaefer Ranch community over all as lots sizes, densities and development standards mirror the neighborhood under construction south of Dublin Boulevard in Schaefer Ranch. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the 9 of 12 proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Tentative Map Subdivisions (Attachment 4). ENVIRONMENTAL REVIEW: An Initial Study has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental Guidelines. The Initial Study assesses the potential environmental impacts of implementing the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR. The proposed project is a modification of a project already approved by the City for the Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR"). The EIR assumed 474 dwelling units, including the 6-lot Estate Residential development area. The Initial Study identified no additional impacts from the proposed project, primarily because the project is within the previous assumed density and also within the assumed development area. On the basis of the Initial Study, the City prepared a CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164. In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the Schaefer Ranch project that included a General Plan Amendment, Planned Development Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map, and a Development Agreement to eliminate a 5.69-acre retail commercial site on the southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single-family lots on the south side of Dublin Boulevard and generally west of the retail commercial site. These uses were replaced with up to 140 single-family detached lots. The 2008 Addendum was approved by Dublin City Council Resolution No. 203-08 on November 4, 2008. The 2008 Addendum did not affect land uses on the current project site. A Resolution recommending that the City Council adopt a CEQA Addendum is included as Attachment 5 with the Initial Study and Addendum attached as included as Exhibits A and B, respectively. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project as well as the entirety of Schaefer Ranch and California Highlands to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 10 of 12 ATTACHMENTS: 1. Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project, with draft City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with the draft City Council Ordinance attached as Exhibit A. 3. Applicant's submittal package dated September 24, 2015. 4. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3 Project, with the draft City Council Resolution included as Exhibit A. 5. Resolution recommending that the City Council adopt a CEQA Addendum and a Related Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project, with the draft City Council Resolution included as Exhibit A. 11 of 12 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders), 4061 Port Chicago Highway, Suite H Concord, CA 94520 Attn: Doug Chen LOCATION: North of I-580 at the westerly terminus of Dublin Boulevard, west of Schaefer Ranch Road GENERAL PLAN: Existin — Estate Residential Proposed— Single Family Residential and Open Space ZONING: Existinq— PD Proposed— PD SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space and Hillside Open Space Public/Semi-Public and DSRSD Water Tank South PD Estate Residential Original Ranch Home and Operating Facilities Public/Semi-Public and DSRSD Tank Site Parks/Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant 12 of 12